2000 Metropica Way #615 · Sunrise, FL 33323

$265,000

1 bd · 1.0 ba · 749 sqft · Condo public records · 139 Days on market

Built 2020 Good condition 1-car garage $354/sqft · 42% below area Est $459k · 42% under $1044/mo HOA · 47% of rent ↓ 42% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.3/10.0
• Rent growth +2.1/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Best priced One bedroom PLUS DEN available in the new amazing Metropica Condominium! This one bedroom plus den boasts an amazing flow through floor plan with the spacious den easily convertible to an office or guest room. There is an abundance of natural light from every corner featuring a beautiful kitchen with high-end finishes and appliances, porcelain flooring throughout with high ceilings. Black out shades on all floor to ceiling windows. The monthly maintenance includes water and internet and cable. . Five star amenities, gym, , pool, tennis court, and many social areas. Location, location, location right next to Sawgrass Mall!

Key facts

• Beautiful kitchen
• Porcelain flooring
• High end finishes

Tags

• ONE BEDROOM PLUS DEN
• SPACIOUS DEN
• BEAUTIFUL KITCHEN
• HIGH END FINISHES
• PORCELAIN FLOORING
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (61.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.7% below list).
• Recommended offer: $101k (61.8% below list) — sets the bar for cash-flow.
• Cap rate -0.2% vs local median 4.7% in Sunrise — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#56 in FL, #986 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sawgrass Elementary School (math 53% / reading 64%, grade B-, #735 of 2,144 statewide, top 35%, 826 students, 57% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL).
• Market conditions: Rents soft (-1.6%/yr); 258 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $34k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 47% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,225 (61.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: -0.15%
• Cash-on-cash: -23.02%
• DSCR: -0.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $459,224
• List price: $265,000
• Delta: -42.29%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Metropica Way #808	0.00mi	2/1.0 (+1)	847 (+13%)	15mo	$495,000	$584	60
12760 Vista Isles Dr #723	1.40mi	1/1.0	743 (-1%)	5mo	$210,000	$283	60
12510 Vista Isles Dr #1215	1.47mi	1/1.0	743 (-1%)	12mo	$200,000	$269	54
12950 Vista Isles Dr #414	1.36mi	1/1.0	743 (-1%)	13mo	$222,500	$299	53
12510 Vista Isles Dr #1213	1.47mi	1/1.0	743 (-1%)	13mo	$228,000	$307	53
2000 Metropica Way #1007	0.00mi	2/2.0 (+1)	920 (+23%)	16mo	$458,000	$498	53
12620 Vista Isles Dr #1024	1.47mi	1/1.0	743 (-1%)	23mo	$200,000	$269	44
12430 Vista Isles Dr #1324	1.50mi	1/1.0	743 (-1%)	31mo	$235,000	$316	44
12980 Vista Isles Dr #326	1.41mi	1/1.0	743 (-1%)	32mo	$230,000	$310	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -74.0%
• Equity multiple: -0.88×
• Total profit: $-139,210
• Equity at exit: $39,512

10-year hold

• IRR: —
• Equity multiple: -2.50×
• Total profit: $-259,481
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33323

• Rents YoY: -1.6%
• Active inventory: 258
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$623 /mo · $7,474/yr
• Insurance: −$110
• HOA: −$1,044
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-1,423

Break-even live

Break-even rent $4,009

Max offer price $101,225

Occupancy floor —

Sensitivity live

Price	-10% $-1,273	-5% $-1,348	+0% $-1,423	+5% $-1,498	+10% $-1,573
Rent	-10% $-1,598	-5% $-1,511	+0% $-1,423	+5% $-1,336	+10% $-1,249
Rate	-1.0pp $-1,290	-0.5pp $-1,356	base $-1,423	+0.5pp $-1,492	+1.0pp $-1,562

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Metropica Way Sunrise, FL	1.0–2.0	1.0–3.0	903	$2,250	$2.49	0d	8	0.02mi
2000 Metropica Way Sunrise, FL	1.0–3.0	1.0–3.0	952	$2,450	$2.57	84d	18	0.02mi
2000 Metropica Way Sunrise, FL	1.0–3.0	1.0–3.0	952	$2,300	$2.42	87d	18	0.02mi
1941 NW 136th Ave Sunrise, FL	2.0	1.0–2.0	1010	$2,514	$2.49	0d	17	0.23mi
1640 NW 128th Dr Sunrise, FL	1.0–3.0	1.0–2.0	974	$1,947	$2.00	0d	29	0.55mi
2903 NW 130th Ave Sunrise, FL	1.0–3.0	1.0–2.0	1044	$1,894	$1.81	0d	35	1.03mi
12950 Vista Isles Dr #425 Plantation, FL	1.0	1.0	743	$1,800	$2.42	74d	1	1.34mi
12760 Vista Isles Dr #723 Plantation, FL	1.0	1.0	743	$1,900	$2.56	7d	1	1.38mi
12980 Vista Isles Dr Plantation, FL	1.0–2.0	1.0–2.0	904	$1,799	$1.99	19d	2	1.39mi
12980 Vista Isles Dr #315 Plantation, FL	1.0	1.0	743	$1,850	$2.49	109d	1	1.39mi
12730 Vista Isles Dr Plantation, FL	1.0–2.0	1.0–2.0	904	$1,925	$2.13	10d	2	1.40mi
13090 Vista Isles Dr #125 Plantation, FL	1.0	1.0	743	$1,800	$2.42	24d	1	1.42mi
12620 Vista Isles Dr #1013 Plantation, FL	1.0	1.0	743	$1,950	$2.62	120d	1	1.44mi
12620 Vista Isles Dr #1013 Plantation, FL	1.0	1.0	743	$1,850	$2.49	103d	1	1.44mi
12620 Vista Isles Dr #1014 Plantation, FL	1.0	1.0	743	$1,800	$2.42	2d	1	1.45mi
12620 Vista Isles Dr #1025 Plantation, FL	1.0	1.0	743	$1,800	$2.42	37d	1	1.45mi

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association feeAssociation covers common areas, cable TV, hot water, internet, sewer, security, trash and waterCommunity amenities include clubhouse, fitness center, playground, pool and tennis courts

Exterior

• Parking: One covered parking space1-car garage
• Security: DoormanSecured elevatorSecured lobby
• Utilities: Cable available
• Home design: Attached property6th floor entry28 total stories
• Construction: Brick and block constructionEffective year built
• Exterior features: BalconyOpen balcony/porchSecurity/high impact doors

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bedrooms: Bedroom on main levelWalk-in closet(s)
• Flooring: Tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BlindsImpact glass windowsUnfurnishedCloset cabinetryEat-in kitchenFirst floor entryHigh ceilings
• Laundry & utility: WasherDryer

HOA detail $1,044/mo · $12,528/yr condo

• Likely covers: waterinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $265,000 Active 139 DOM
2. 2026-09-22
   days on market $265,000 Active 138 DOM
3. 2026-09-21
   days on market $265,000 Active 137 DOM
4. 2026-09-20
   days on market $265,000 Active 136 DOM
5. 2026-09-18
   days on market $265,000 Active 134 DOM
6. 2026-09-17
   days on market $265,000 Active 133 DOM
7. 2026-09-16
   days on market $265,000 Active 132 DOM
8. 2026-09-15
   days on market $265,000 Active 131 DOM
9. 2026-09-14
   days on market $265,000 Active 130 DOM
10. 2026-09-13
    days on market $265,000 Active 129 DOM
11. 2026-09-12
    days on market $265,000 Active 128 DOM
12. 2026-09-11
    days on market $265,000 Active 127 DOM
13. 2026-09-05
    days on market $265,000 Active 121 DOM
14. 2026-09-04
    days on market $265,000 Active 120 DOM
15. 2026-09-03
    days on market $265,000 Active 119 DOM
16. 2026-08-31
    days on market $265,000 Active 116 DOM
17. 2026-08-29
    days on market $265,000 Active 114 DOM
18. 2026-08-28
    days on market $265,000 Active 113 DOM
19. 2026-08-27
    days on market $265,000 Active 112 DOM
20. 2026-08-25
    days on market $265,000 Active 110 DOM
21. 2026-08-24
    days on market $265,000 Active 109 DOM
22. 2026-08-23
    days on market $265,000 Active 108 DOM
23. 2026-08-22
    days on market $265,000 Active 107 DOM
24. 2026-08-21
    days on market $265,000 Active 106 DOM
25. 2026-08-20
    days on market $265,000 Active 105 DOM
26. 2026-08-19
    days on market $265,000 Active 104 DOM
27. 2026-08-18
    days on market $265,000 Active 103 DOM
28. 2026-08-17
    days on market $265,000 Active 102 DOM
29. 2026-08-16
    days on market $265,000 Active 101 DOM
30. 2026-08-15
    days on market $265,000 Active 100 DOM
31. 2026-08-14
    days on market $265,000 Active 99 DOM
32. 2026-08-13
    days on market $265,000 Active 98 DOM
33. 2026-08-12
    days on market $265,000 Active 97 DOM
34. 2026-08-11
    days on market $265,000 Active 96 DOM
35. 2026-08-10
    days on market $265,000 Active 95 DOM
36. 2026-08-09
    days on market $265,000 Active 94 DOM
37. 2026-08-08
    days on market $265,000 Active 93 DOM
38. 2026-08-06
    days on market $265,000 Active 91 DOM
39. 2026-08-05
    days on market $265,000 Active 90 DOM
40. 2026-08-03
    days on market $265,000 Active 88 DOM
41. 2026-07-31
    days on market $265,000 Active 85 DOM
42. 2026-07-28
    days on market $265,000 Active 82 DOM
43. 2026-07-26
    days on market $265,000 Active 80 DOM
44. 2026-07-24
    days on market $265,000 Active 78 DOM
45. 2026-07-23
    days on market $265,000 Active 77 DOM
46. 2026-07-22
    days on market $265,000 Active 76 DOM
47. 2026-07-21
    days on market $265,000 Active 75 DOM
48. 2026-07-20
    days on market $265,000 Active 74 DOM
49. 2026-07-18
    days on market $265,000 Active 71 DOM
50. 2026-07-16
    days on market $265,000 Active 70 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $7,474 · $623/mo
• Projected year-2 tax: $7,474 · $623/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,484
• − Mortgage interest: −$14,844
• − Property taxes: −$7,474
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$12,528
• − Depreciation: −$7,709
• Taxable loss: −$21,633
• Est. tax savings @ 24.0%: +$5,192
• After-tax cash flow: $-11,888/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $3,745–$11,235 screening

This well-maintained one-bedroom plus den condo is ready for move-in with a good condition score and minimal repairs needed. It offers a spacious floor plan and high-end finishes, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home features — Improves convenience and can be a selling point ↑
• Resale Update kitchen appliances — High-end appliances are a desirable feature for buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Sawgrass Elementary School B- FL #735/2,144 Nat'l #8,158/41,679 Middle Bair Middle School F FL #465/571 Nat'l #8,750/14,009 High Plantation High School F FL #501/667 Nat'l #12,347/17,239

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

A Composite livability gradescore 83/100

Livability — Sunrise

• Score: 83/100
• State rank: #56
• US rank: #986

Category grades

Amenities F Commute A+ Cost of living B+ Crime B Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise, FL
• County: Broward County · 2,207,033 people
• City population: 77,492
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,589
• Household income: $113,481
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 7% of renters

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Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Hispanic / Latino 34% Two or more races 21% Black 17% Asian 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 5% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 3% Lithuanian 1%
• Foreign-born: 34% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 29% French/Haitian/Cajun 5% Other Indo-European 3%

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Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -528.98%
• Current HPI: 326.4083
• Rent YoY: ▼ -1.62%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Property features AI

Finance

• Other: Association-managed pool
• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association feeAssociation covers common areas, cable TV, hot water, internet, sewer, security, trash and waterCommunity amenities include clubhouse, fitness center, playground, pool and tennis courts

Exterior

• Parking: One covered parking space1-car garage
• Security: DoormanSecured elevatorSecured lobby
• Utilities: Cable available
• Home design: Attached property6th floor entry28 total stories
• Construction: Brick and block constructionEffective year built
• Exterior features: BalconyOpen balcony/porchSecurity/high impact doors

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bedrooms: Bedroom on main levelWalk-in closet(s)
• Flooring: Tile
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BlindsImpact glass windowsUnfurnishedCloset cabinetryEat-in kitchenFirst floor entryHigh ceilings
• Laundry & utility: WasherDryer

Price history

-41.8% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $285,000 MARMLS
• 2026-05-07 Listed $299,000 MARMLS
• 2026-04-22 Listing Removed — MARMLS
• 2026-03-21 Rental Removed $2,450 MARMLS
• 2025-12-11 Price Changed $2,450 MARMLS
• 2025-08-21 Listed for Rent $2,550 MARMLS
• 2025-05-01 Listed $390,000 MARMLS
• 2025-04-16 Listing Removed — MARMLS
• 2024-04-19 Listed $390,000 MARMLS
• 2024-03-08 Listing Removed — MARMLS
• 2023-03-09 Listed $400,000 MARMLS
• 2023-02-20 Listing Removed — MARMLS
• 2022-02-22 Listed $400,000 MARMLS
• 2021-11-11 Listing Removed — MARMLS
• 2020-11-30 Listed $490,000 MARMLS

Property tax history

+178.2%/yr

Latest (2025): $7,474 · +16552.6% YoY. Source: county tax records.